South Carolina RV park Myrtle Beach seasonality reserve
Myrtle Beach and Lowcountry destination parks show 40%–55% occupancy spread peak-to-trough — bridge with 6-month PITIA reserve when acquiring pre-summer. Upstate I-85 travel parks refi at lower insurance load; do not apply coastal cap rates inland.
Cross-asset: South Carolina MHC lot-rent economics differ from outdoor hospitality ADR models.
South Carolina RV park bridge files contrast Lowcountry coastal wind/flood from Upstate I-85 travel parks — Charleston fringe insurance can add 15%–25% to PITIA versus Greenville-area assets at $700K–$1.8M. Myrtle Beach seasonality requires debt service reserve on bridge when summer peak alone would show 1.40x DSCR. Hub: RV park financing guide.
Bridge IO 8.99%–13.5%, 65%–80% LTV. Rates: RV park loan rates 2026 · Compare MHC South Carolina.
South Carolina RV park segments and basis bands
| Segment | Geography | Basis band | ADR / occupancy profile |
|---|---|---|---|
| Myrtle Beach corridor | Horry, Georgetown fringe | $1.2M–$2.8M | Mar–Oct peak; wind/flood insurance |
| Upstate mountain | Oconee, Pickens, Greenville fringe | $900K–$1.7M | Premium ADR; shorter season |
| I-95 travel stops | Dillon, Florence corridor | $650K–$1.1M | Transient overnight; lower ADR |
| Lowcountry inland | Dorchester, Colleton fringe | $800K–$1.4M | Avoid coastal flood zones |
Horry County inland-from-coast parks (3+ miles) trade $1.4M–$2M on 55–85 pads — verify VE vs X flood zones before LOI. Upstate mountain (Oconee) lower insurance but Jan–Apr trough extends bridge timeline.
Worked example — Horry County 68-pad coastal corridor
$1.85M — 64% annualized occupancy, 50-amp mix, inland from flood VE zone
| Phase | Detail |
|---|---|
| Bridge | 65% LTV ($1.202M) + $210K PIP holdback at 11.75% IO |
| PIP timeline | 9 months — pool, bathhouse, pad electric refresh before peak |
| Post-PIP ADR | +16% vs trailing 12 ($58 → $67 avg nightly) |
| Insurance verified | +$48K/yr wind/flood vs prior owner understated quote |
| Stabilized NOI | ~$13,100/mo after opex (insurance-adjusted) |
| Refi target | SBA 7(a) $1.38M at 7.75%, 1.25x DSCR on T-12 — month 22 |
Cap rates: RV park cap rates and valuation
Seasonality — South Carolina DSCR modeling
| Month type | Myrtle Beach corridor | Upstate mountain |
|---|---|---|
| Peak | Mar–Aug snowbird + summer | May–Oct |
| Trough | Dec–Feb | Jan–Apr |
| Reserve | Wind/flood quote in pro forma | 3–6 months PITIA |
South Carolina diligence checklist
- Wind and flood insurance — current carrier quote in pro forma
- FEMA flood zone — coastal and river-adjacent pads
- Pad electric amperage — 50-amp upgrades for larger RVs
- Septic / wastewater capacity — expansion limits on rural parks
- Transient vs seasonal site rent mix — snowbird vs overnight revenue
- County STR / campground licensing — Horry and coastal municipalities
Exit and refinance path
South Carolina RV sponsors split Grand Strand coastal vs Upstate mountain thesis at LOI — insurance load and seasonality produce opposite bridge term requirements.
SBA 7(a) refi (Horry inland): Worked example: $1.38M permanent at 7.75% after verified $48K/yr insurance in T-12 — prior owner quote understated by $18K, nearly killing refi DSCR. Banks require current carrier binder, not expiring policy renewal estimate. Oct–Apr snowbird fill and Jun–Aug transient documented separately on revenue schedule.
Coastal VE zone caution: Parks in VE flood zones may not reach SBA refi — bridge 60%–65% LTV max until elevation certificate and mitigation documented. Inland 3+ miles from coast typically clears 65%–70% LTV bridge.
Upstate mountain (Oconee/Pickens): Lower basis ($950K–$1.5M) with shorter peak season — plan bridge through two Oct peaks before refi. Property tax advantage vs NC border attracts Charlotte sponsors — model shoulder-season compression explicitly.
I-95 overnight (Dillon/Florence): $650K–$950K basis, steadier ADR — value-add PIP thesis over stabilized refi day one. Bridge 8.99%–13.5% IO for acquisition; refi at 72% occupancy when T-12 supports 1.22x+.
Insurance NOI impact: Coastal wind can compress NOI 10%+ — current quotes required before leverage approval. Refi: RV park refinance · SBA vs bridge.
Georgetown fringe: Lower basis than Horry ($1.1M–$1.6M) with similar snowbird demand. Dillon/Florence I-95: Overnight stops at $650K–$900K — pool and bathhouse PIP driving +$8–$12 ADR before refi at 70% occupancy. Pickens/Oconee Upstate: Premium $78–$95/night ADR Oct peak but Jan–Apr at 20%–30% occupancy — size bridge 18–22 months through two fall seasons.
Lowcountry inland (Dorchester/Colleton fringe): Avoid coastal flood zones while capturing Charleston weekend demand at $800K–$1.2M basis — +$6–$10 ADR from bathhouse and pad electric PIP before peak season. Compare insurance load: SC landlord-friendly guide for hold strategies adjacent to flip-and-exit campground thesis.
Related South Carolina programs
- Mobile home park loans South Carolina
- Fix and flip loans South Carolina
- DSCR loans South Carolina
- Hard money lenders South Carolina
Send Lowcountry wind/flood vs Upstate travel-stop T-12 — South Carolina RV park file · Southeast campground hub · (833) 264-7776
South Carolina RV park underwriting focus (2026)
- Occupancy: Underwrite Greenville hookups on trailing 12-month RV occupancy — not peak-season broker pro forma on South Carolina parks.
- Utilities: Seasonal hookup revenue vs annualized camper counts before IO term.
- Entity: Business-purpose LLC with aligned operating agreement before appraisal.
- Exit: Identify bank or agency takeout on South Carolina RV park assets before bridge close.
Send Lowcountry wind/flood vs Upstate travel-stop T-12 — South Carolina RV park file · Southeast campground hub · (833) 264-7776
South Carolina RV revenue underwriting
Separate annual camper revenue from transient hookups on South Carolina RV parks — banks exclude seasonal overlap from permanent debt sizing. Coastal wind and inland landlord statute — Charleston flood vs Greenville inland basis. Pedestal electric and septic capex on older parks belongs in the bridge budget, not post-close surprise.
Compare: RV park hub · Submit commercial scenario.
South Carolina park / niche segment gates — Greenville (Upstate) (2026)
- RV park underwriting on Greenville (Upstate) — pad count, utility infrastructure, and ~0.57% tax on operating entity.
- Coastal wind and inland landlord statute — Charleston flood vs Greenville inland basis — segment comps do not cross into vanilla SFR Charleston (Lowcountry) pricing.
- Bridge 8.99%–13.5% IO with documented operating history or value-add scope before agency take-out.
Greenville (Upstate) RV park bridge 8.99%–13.5% IO · South Carolina hard money · (833) 264-7776.